Hard money on your own home: possible in California, Oregon and Washington, and here's how.
Hard money is usually a tool for investors. In a handful of states we can also use it on the home you live in, which helps when a bank is too slow or too rigid for a good file. Here's where it works, what it takes, and when something else is smarter.
- Primary homes: CA, OR & WA.
- Investment properties: all 35 states + D.C. where Arran is licensed.
- Purchases with 10% down at 700+ credit, 15% below 700.
- Refinances up to 70% of value, with loans from $75,000 to $5,000,000.
- Investment property and no U.S. credit? Foreign nationals and ITIN borrowers can qualify.
- No hard credit pull to see your options.
Rather just talk? Call or text us at (949) 401-7593
By Arran Amorozo, NMLS #1491497 · West Capital Lending, Inc. · Content last reviewed:
The short answer
Hard money is asset-based: the property and your equity carry the file, not your tax returns. Most hard money lenders won't touch a home you live in. We can, in California, Oregon and Washington, for a purchase or a refinance. Everywhere else in Arran's footprint, hard money is for investment properties, and a HELOC or a Home Equity Investment is usually the better tool for your own home.
Why most hard money lenders won't touch a primary home
Lending on a home someone lives in counts as consumer credit, which brings federal and state rules on disclosures, ability to repay and licensing. Most hard money shops sidestep all of that by sticking to investment property. That leaves a gap for owner-occupants with plenty of equity and a reason a bank won't work: a hard deadline, a property a bank won't finance, or a file that doesn't fit the box.
In California, Oregon and Washington we work with lenders who fill that gap within the rules. Outside those states, you'll hear from us right away that it isn't an option for your home, along with what is.
The program in plain numbers
| Term | Hard money |
|---|---|
| Primary residences | CA, OR & WA |
| Investment properties | All 35 states + D.C. where Arran is licensed |
| Loan amounts | $75,000 to $5,000,000 |
| Purchases | 10% down at 700+ credit · 15% down below 700 |
| Refinances | Up to 70% of value, primary or investment |
| Qualifying | Asset-based: the property, your equity and your exit plan carry the file |
| Foreign nationals and ITIN | Rentals only: passport or visa as ID, an ITIN instead of a Social Security number, no U.S. credit history needed, LLC closings welcome |
| Fix and flip | Not as a rule. The exception: a purchase price of $300,000+, credit of 700+, plus 10–15% down and the closing costs |
| Hard credit pull to see options | No |
Two quick examples
Buying: a $900,000 home in California that you'll live in, with a 720 score. 10% down is $90,000 and the loan is $810,000. With a 680 score, the down payment is 15%: $135,000.
Refinancing: a $1,000,000 home in Oregon. A hard money refinance can go up to $700,000, which has to cover what you owe today plus any cash you take out.
What credit does, and what changes below 620
Hard money is asset-first, so from 620 up your score sets the down payment rather than the answer: 10% at 700+, 15% below.
Below 620, the rules tighten, most of all on a home you live in. A purchase isn't available, and a refinance works in California, on a home you own free and clear in Oregon or Washington (a loan over $200,000 at up to 50% of value) or through a Home Equity Investment instead. On a rental below 620, a refinance can go up to 50% of value and a purchase needs 50% down.
Fix and flip: the short answer
It's the first thing people ask hard money to do, so here's our honest answer: usually no. We make one exception, for a purchase price of $300,000 or more with 700+ credit, plus 10–15% down and the closing costs. If your flip doesn't fit that, better to hear it now than after you've paid for an appraisal. For buy-and-hold, a DSCR loan is usually the better tool anyway.
Foreign nationals and ITIN borrowers
On an investment property, a U.S. credit history isn't required. A passport or visa covers ID, an ITIN can stand in for a Social Security number, and an LLC can take title, on a purchase or a refinance. Terms depend on the deal, so we confirm them on a call rather than guess here.
If your home isn't in one of those states
Then hard money on your own home is off the table, and we'd rather tell you now. For a home you already own, a HELOC (620+ credit, up to 90% of value counting your current loans) or a Home Equity Investment (credit from 500, no monthly payment, in AZ, CA, CO, FL, OH, OR, PA, TN, UT & WA) usually solves the same problem. For an investment property anywhere in Arran's 35 states + D.C., hard money is still on the table.
Common questions
Will you do hard money on the house I live in?
In California, Oregon and Washington, yes. Most hard money lenders stay away from owner-occupied homes because consumer lending carries extra rules. In other states, we'll point you to a HELOC, a Home Equity Investment or a refinance.
Does my credit score matter for hard money?
From 620 up, it decides your down payment rather than your approval: 10% at 700+ and 15% below. Under 620, the options shrink, especially on a home you live in, and we'll go through what's still possible.
How big can a hard money refinance be?
Up to 70% of the property's value, primary or investment, on loans from $75,000 to $5,000,000.
I'm a foreign national with no U.S. credit. Can I still borrow?
Yes, on an investment property. Bring a passport or visa for ID, use an ITIN if you have one, and close in an LLC if you like. It works for purchases and refinances.
Will you finance a fix-and-flip?
Usually not. The exception is a $300,000+ purchase with 700+ credit, 10–15% down and the closing costs covered. Buy-and-hold deals tend to fit a DSCR loan better.
How quickly can a hard money loan close?
Fast is the whole point. The real timeline depends on the property, the title work and your exit plan, so you'll get an actual closing date from us on the first call.
Does checking my options affect my credit score?
No. We look at your options with a soft credit check, which has no effect on your score. A hard check only happens later, with your OK, if you decide to apply.
See your real numbers in 60 seconds.
The quiz on our hard money page checks your scenario against our lending rules in about a minute. No hard credit pull, and your information is never sold.
Check my hard money options →Rather just talk? Call or text us at (949) 401-7593
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